HomeMy WebLinkAboutPlanning Commission 2022-11-29 Agenda Packet
Planning Commission
Regular Meeting
Tuesday, November 29, 2022, 7:00 P.M.
AGENDA
Participate In-Person:
San Rafael City Council Chambers
1400 Fifth Avenue, San Rafael, CA 94901
or
Participate Virtually:
Watch on Webinar: https://tinyurl.com/pc-2022-11-29
Watch on YouTube: http://www.youtube.com/cityofsanrafael
Telephone: 1 (669) 444-9171
Meeting ID: 883 2384 1452#
One Tap Mobile: US: +16694449171,,89745666511#
CORONAVIRUS (COVID-19) ADVISORY NOTICE
In response to Assembly Bill 361, the City of San Rafael is offering teleconference without complying
with the procedural requirements of Government Code section 54953(b)(3). This meeting will be held
in-person, virtually using Zoom and is being streamed to YouTube at
www.youtube.com/cityofsanrafael.
How to participate in the meeting in-person:
• Stay home if you are experiencing COVID-19 symptoms
• Face coverings are recommended for attendees
• Use the sign-in sheet (optional) which allows notification of potentially exposed individuals if
contact tracing reveals COVID-19 transmission may have occurred in a given meeting
• Attendance will be limited to 50 percent of room capacity (no more than 90 persons) and all in-
person attendees should socially distance as recommended by public health authorities. If the
Chambers are 50% occupied, please participate online instead or utilize the audio feed in the
lobby.
• All attendees are encouraged to be fully vaccinated.
How to participate in the meeting virtually:
• Submit public comment in writing before 4:00 p.m. the day of the meeting to
PlanningPublicComment@cityofsanrafael.org.
• Join the Zoom webinar and use the 'raise hand' feature to provide verbal public comment.
• Dial-in to Zoom's telephone number using the meeting ID and provide verbal public comment.
Any member of the public who needs accommodations should contact the City Clerk (email
city.clerk@cityofsanrafael.org or phone at 415-485-3066) who will use their best efforts to provide
reasonable accommodations to provide as much accessibility as possible while also maintaining public
safety in accordance with the City procedure for resolving reasonable accommodation requests.
Members of the public may speak on Agenda items.
CALL TO ORDER
RECORDING OF MEMBERS PRESENT AND ABSENT
APPROVAL OR REVISION OF ORDER OF AGENDA ITEMS
PUBLIC NOTIFICATION OF MEETING PROCEDURES
ORAL COMMUNICATIONS FROM THE PUBLIC
Remarks are limited to three minutes per person and may be on anything within the subject
matter jurisdiction of the body. Remarks on non-agenda items will be heard first, remarks on
agenda items will be heard at the time the item is discussed.
CONSENT CALENDAR
The Consent Calendar allows the Commission to take action, without discussion, on Agenda
items for which there are no persons present who wish to speak, and no Commission
members who wish to discuss.
1. Approval of the Planning Commission Meeting Minutes of November 15, 2022
Recommended Action – Approve minutes as submitted
ACTION ITEMS
2. Study Session Northgate Town Square Project
PLAN21-039. ZC21-001, UP21-007, ED21-024, TS21-002, IS21-002 & DA21-001
Study Session to solicit focused feedback on the proposed Northgate Town Square
Project which includes requests for a Rezone to the Planned Development (PD) zone,
a Use Permit, an Environmental and Design Review Permit, a Tentative Map, a
Development Agreement, State Density Bonus, and a Master Sign Program to allow a
comprehensive redevelopment of the existing mall at 5800 Northgate Drive into a
phased mixed-use development with approximately 225,000 square feet of retail and
1,320 residential units with an option up to 1,422 residential units on the 44.76-acre
site. APNs: 175-060-12, -40, -59, -61, -66 & -67; General Commercial (GC) District;
MerloneGeier Partners, owner/applicant.
Project Planners: Ali Giudice, CDD Director; Diane Henderson, Consultant; and
Heather Hines, Consultant
Recommended Action – Staff recommends that the Planning Commission conduct a
study session, receive public comment, and provide feedback on the revised project.
DIRECTOR’S REPORT
COMMISSION COMMUNICATION
ADJOURNMENT
Any records relating to an agenda item, received by a majority or more of the Commission less than 72
hours before the meeting, shall be available for inspection online. Sign Language interpreters may be
requested by calling (415) 485-3066 (voice), emailing city.clerk@cityofsanrafael.org or using the California
Telecommunications Relay Service by dialing “711”, at least 72 hours in advance of the meeting. Copies
of documents are available in accessible formats upon request.
The Planning Commission will take up no new business after 11:00 p.m. at regularly scheduled meetings.
This shall be interpreted to mean that no agenda item or other business will be discussed or acted upon
after the agenda item under consideration at 11:00 p.m. The Commission may suspend this rule to discuss
and/or act upon any additional agenda item(s) deemed appropriate by a unanimous vote of the members
present. Appeal rights: any person may file an appeal of the Planning Commission's action on agenda items
within five business days (normally 5:00 p.m. on the following Tuesday) and within 10 calendar days of an
action on a subdivision. An appeal letter shall be filed with the City Clerk, along with an appeal fee of $350
(for non-applicants) or a $4,476 deposit (for applicants) made payable to the City of San Rafael and shall
set forth the basis for appeal. There is a $50.00 additional charge for request for continuation of an appeal
by appellant.
Minutes subject to approval at the meeting of November 29, 2022
Planning Commission
Regular Meeting
Tuesday, November 15, 2022, 7:00 P.M.
AGENDA
In-Person:
San Rafael City Council Chambers
1400 Fifth Avenue, San Rafael, CA 94901
Participate Virtually:
Watch on Webinar: https://tinyurl.com/pc-2022-11-15
Watch on YouTube: http://www.youtube.com/cityofsanrafael
Telephone: 1 (669) 444-9171
Meeting ID: 897 4566 6511#
One Tap Mobile: US: +16694449171,89745666511#
CALL TO ORDER
Vice-Chair Saude called meeting to order at 7:00 PM. She then invited Planning Manager
Leslie Mendez to call roll.
RECORDING OF MEMBERS PRESENT AND ABSENT
PRESENT: CAMILLE HARRIS, COMMISSIONER (Virtual)
JON HAVEMAN, COMMISSIONER (In-person)
ALDO MERCADO, COMMISSIONER (Virtual)
SHINGAI SAMUDZI, COMMISSIONER (Virtual)
SAMINA SAUDE, VICE-CHAIR (In-person)
ABSENT KELLY SHALK, COMMISSIONER
JON PREVITALI, CHAIR
ALSO PRESENT: LESLIE MENDEZ, PLANNING MANAGER (In-person)
ALI GIUDICE, COMMUNITY DEVELOPMENT DIRECTOR(In-person)
JAYNI ALLSEP, CONTRACT PLANNER (In-person)
ALEXIS CAPTANIAN, HOUSING PROGRAM ANALYST (In-person)
BARRY MILLER, CONSULTANT (In-person)
LIZ DARBY, CONSULTANT (In-person)
APPROVAL OR REVISION OF ORDER OF AGENDA ITEMS
No changes were made to the order of the agenda.
PUBLIC NOTIFICATION OF MEETING PROCEDURES
Vice-Chair Saude invited Planning Manager Leslie Mendez, who informed the community
the meeting is being streamed live to YouTube and members of the public could provide
public comment either on the telephone, through Zoom, or in person. She explained the
process for community participation in-person, on the telephone and Zoom.
ORAL COMMUNICATIONS FROM THE PUBLIC
There was no communication from community members.
CONSENT CALENDAR
1. Approval of the Planning Commission Meeting Minutes of September 13th, 2022
Vice-Chair Saude invited public comment and there was none.
Commissioner Haveman moved, and Commissioner Mercado seconded to approve the
Consent Calendar.
Vice-Chair Saude then invited Planning Manager Leslie Mendez to take roll:
AYES: Commissioners Harris, Haveman, Mercado, Samudzi, and Vice-Chair Saude.
NOES: None
ABSENT: Commissioner Shalk and Chair Previtali
ABSTAIN: None
Motion carried 5 – 0
ACTION ITEMS
2. Aldersly Retirement Community Phased Development, 326 and 308 Mission
Avenue.
PLAN21-041, ZC20-001, UP20-022, ED 20-051
State Clearinghouse #2021110398
Recommendations to City Council for Certification of Environmental Impact Report
(EIR), Planned Development (PD) Zoning Amendment, Master Use Permit, and
Environmental and Design Review Permit for Aldersly Retirement Community Project;
Project Planner: Jayni Allsep, Contract Planner, jayni.allsep@cityofsanrafael.org
Vice-Chair Saude invited Staff to present the project. Community Development Director, Ali
Giudice provided an introduction.
Commissioner Samudzi stated he lived within 500 feet of the subject property and recused
himself from the hearing.
Contract Planner, Jayni Allsep, presented the Staff Report.
Applicant team, Peter Shakow, Board President of the Aldersly Retirement Community, Sue
Em, Architect, Shannon Brown, Executive Director, Linda Jackson, Planning Consultant,
presented Adersly Master Plan.
Vice-Chair Saude asked for questions from the Planning Commission. Staff responded and
Applicant team responded.
Vice-Chair Saude opened public hearing and asked Staff to open public comment. Staff did
so and reviewed the procedures on public comment via zoom, telephone, and in person.
Seven public comments were provided and heard by the Commission and Staff.
There being no further public commentary, Vice-Chair Saude closed the public hearing
portion and requested responses from Staff to the questions raised in public comment.
Vice-Chair Saude then asked, in turn, for final comments from Commissioners.
Commissioners provided final comments.
Commissioner Mercado moved with modifications, and Commissioner Haveman seconded
to approve the Consent Calendar.
Vice-Chair Saude then invited Planning Manager Leslie Mendez to take roll:
AYES: Commissioners Harris, Haveman, Mercado, and Vice-Chair Saude.
NOES: None
ABSENT: Commissioner Shalk and Chair Previtali
ABSTAIN: Commissioner Samudzi
Motion carried 4 – 0
3. Public Meeting on the San Rafael 2023-2031 HCD Draft Housing Element
GPA22-002 & P21-006
Presentation on the Draft 2023-2031 Housing Element. An opportunity for Planning
Commission and public comment will be provided. The Planning Commission is being
asked to recommend that the City Council approve submittal of this Draft to the State
Department of Housing and Community Development (HCD) for review.
Project Planner: Ali Giudice, CDD Director (415) 485-3092, and,
Barry Miller, Consultant
Liz Darby, Consultant
Alexis Captanian, Housing Programs Analyst
Recommended Action – Make recommendation that the City Council approve submittal of
the Working Draft Housing Element to the State Department of Housing and Community
Development for their initial 90-day review.
Comissionner Samudzi rejoined the virtual chambers.
Vice-Chair Saude invited Staff to present the project. Community Development Director, Ali
Giudice, Barry Miller, Liz Darby, and Alexis Captantian presented the Staff Report.
Vice-Chair Saude asked for questions from the Planning Commission. Staff responded.
ViceChair Saude opened public hearing and asked Staff to open public comment. Staff did
so and reviewed the procedures on public comment via zoom, telephone, and in person.
Three public comments were provided and heard by the Commission and Staff.
There being no further public commentary, Vice-Chair Saude closed the public hearing
portion and requested responses from Staff to the questions raised in public comment.
Commissioner Samudzi lost internet connection during the public comment.
Vice-Chair Saude then asked, in turn, for final comments from Commissioners.
Commissioners provided final comments, and Vice-Chair Saude subsequently called for a
motion.
Commissioner Haveman moved to approve the proposed staff recommendation, and
Commissioner Harris seconded.
Vice-Chair Saude invited Planning Manager Leslie Mendez to take roll:
AYES: Commissioners Mercado, Harris, Haveman and Vice-Chair Saude
NOES: None
ABSENT: Commissioner Shalk, Chair Previtali, Commissioner Samudzi
ABSTAIN: None
Motion carried 4 – 0
DIRECTOR’S REPORT
Planning Manager reported on the following items:
• Both Aldersly and the Draft Housing Element are scheduled for City Council for
December 5th.
• City-wide master fee schedule is going before Council on December 19th.
• Northgate Study session in two weeks at Planning Commission November 29th.
COMMISSION COMMUNICATION
Vice-Chair Saude requested a report on the changes to the Planning Commission by City
Council.
ADJOURNMENT
There being no further business, Vice-Chair Saude adjourned the meeting at 9:15 PM.
________________________________
LESLIE MENDEZ, Planning Manager
APPROVED BY PLANNING COMMISSION ON _________________, 2022
Page | 1
Community Development Department – Planning Division
Meeting Date: November 29, 2022
Case Numbers: PLAN21-039. ZC21-001, UP21-007,
ED21-024, TS21-002, IS21-002 &
DA21-001
Project Planner: Alicia Giudice, CDD Director
Agenda Item: 2
REPORT TO THE PLANNING COMMISION
STUDY SESSION
SUBJECT: Northgate Town Square Project. Study Session to solicit focused feedback on the
proposed Northgate Town Square Project which includes requests for a Rezone to the
Planned Development (PD) zone, a Use Permit, an Environmental and Design Review
Permit, a Tentative Map, a Development Agreement, State Density Bonus, and a Master
Sign Program to allow a comprehensive redevelopment of the existing mall at 5800
Northgate Drive into a phased mixed-use development with approximately 225,000 square
feet of retail and 1,320 residential units with an option up to 1,422 residential units on the
44.76-acre site. APNs: 175-060-12, -40, -59, -61, -66 & -67; General Commercial (GC)
District; MerloneGeier Partners, owner/applicant.
An Environmental Impact Report (EIR) is being prepared for this project pursuant to the
California Environmental Quality Act.
PURPOSE OF STUDY SESSION
The purpose of the November 29th Planning Commission study session is to provide an opportunity for
early public and Planning Commission feedback on specific land use and policy questions associated
with the Northgate Town Square project as revised by the applicant in response to the prior Planning
Commission/Design Review Board Study Session. This study session is not intended to result in any
decisions regarding the project merits or official action on the project, but rather will allow the public and
Commission to provide preliminary feedback on specific elements of the project. The study session is
focused on specific elements of the current proposal in order to allow the Planning Commission to give
feedback to the applicant to help refine the project. The project will be presented to the Planning
Commission at a future noticed public hearing when the project in its entirety and the EIR are brought
forward for action, as a recommendation to the City Council. At that time, the Commission and members
of the public will have the opportunity to review the full packet of technical analyses and recommendations
to inform their feedback and action. For the purpose of this study session, the focus will be on the following
four key major topics, each of which is discussed in detail under Discussion Items, below:
1. Size and Location of the Town Square Open Space and Amenities: Community members
continue to express concern about the size of the Town Square. Staff is looking for Planning
Commission input regarding the size of the Town Square and the applicant’s representation
regarding opportunities for flexible use of the parking area.
2. Mix of Housing Types: Staff seeks Planning Commission concurrence that the proposed mix of
housing units meets the intent of LU-3.3.
Page | 2
3. Location and Phasing of Affordable Units: Staff seeks feedback from the Planning Commission
regarding the affordable housing plan and confirmation that the applicant has adequately
addressed the previously expressed Planning Commission concerns.
4. Pedestrian and Bicycle Connections: Staff seeks Planning Commission feedback on the
changes made by the applicant and guidance regarding the additional connections from the north
and west sides of the site.
PROJECT HISTORY
The 44.76-acre project site is located in the North San Rafael Commercial Center, and is comprised of
five parcels, including three individual department store lots.
The Mall was originally developed in the 1960’s. The mall was constructed with building heights that
exceed the 36-foot height limit (Macy’s-57’, Kohl’s-43’ and Restoration Hardware-56’) and included an
open-air design with walkways between anchor buildings. A Master Use Permit and Design approvals
were granted in 1986 which included the enclosure of the walkways and building additions that resulted
in the current gross building area.
In the 1990’s, the City approved amendments to the project entitlements which allowed conversion of
approximately 45,000 square feet of retail space to a 2,600 seat, 15-screen theater within a portion of the
existing Mall. The Mall has since been through a number of renovation projects including but not limited
to the following:
• Demolition of the former buildings.
• Creation a new outdoor plaza public gathering space.
• Construction of a 2,300 linear foot portion of the North San Rafael Promenade along the property
frontage.
• Development of architectural guidelines and sign program for future re-tenanting of mall tenants.
• Reduction in parking standards from 4 spaces per 1,000 square feet of gross building area to 3.8
spaces per 1,000 square feet for the regional shopping center.
In addition, amendments to the original project approval included a total of 18,634 square feet of floor
area that were never constructed. The current inventory of the existing and entitled buildings on the site
is composed of:
Table 1 – Inventory of Existing and Entitled Mall Floor Area
Building Floor Area
(square feet)
Restoration Hardware 134,976
Kohl’s Department Store 81,340
Macy’s 254,015
Mall Gross Leasable Multi-Tenant Building
Areas
243,881
Rite-Aid Drug Store & Drive-Through 17,340
Home Goods pad retail building 29,538
Entitled and unbuilt Future Pad Building 18,634
Total (Entitled)
779,724
Total (Existing/Built)
761,090
Page | 3
MerloneGeier acquired the project site in 2017 and filed an application for the redevelopment of the Mall
in March 2021, with a revised project in June 2021. The March and June submittals were very similar,
with minor changes to the unit count and more detailed plans.
The June 2021 application proposed a substantial renovation of the existing Northgate Mall site that
would occur in two phases over a 20-year period as described below. Note that the following is the original
proposed project that has been revised as of March 2022.
Phase I:
• Demolition of approximately 311,946 square feet of exiting retail space.
• Construction of 72,200 square feet of new retail space.
• Construction of 911 residential units with construction of affordable housing on Residential Parcel
1 consisting of 96 units.
• Renovation of a portion of the existing Mall structure west of Macys with a Major 2 retail store.
• Retention of the existing Macy’s and existing Kohl’s and adjacent small shops and restaurants.
• Retention of the existing parking garage and landscaping and parking in the north area (north of
Macy’s).
• Addition of a 26,000 square foot park in the vicinity of the Kohl’s building, and preservation of a
portion of the Mall pavilion as a focal point.
• Addition of new restaurant pads on the north end of the site adjacent to Las Gallinas Avenue.
Phase II includes
• Demolition of the Macy's, Kohl's and “Shops 1” buildings.
• Construction of 61,300 square feet of new retail including replacement of anchor, shops, and
stand-alone restaurant pads.
• Construction of 409 housing units.
• Construction of additional retail pads along Las Gallinas Avenue.
• Addition of a 35,000 square foot Town Square; eliminate park in front of Kohl’s.
PROJECT ENTITLEMENTS
The applicant is requesting the following entitlements:
• Zoning Amendments – A Zoning Map and Zoning Text Amendment to the Planned Development
(PD) Overlay Zone that outlines allowable land uses, development standards, and a development
plan for the proposed project.
• Development Agreement – A Development Agreement to set forth development terms between
the applicant and the City.
• Vesting Tentative Map – A Vesting Tentative map to divide the property into 18 parcels.
• Use Permit - a Master Use Permit for a mix of uses and the phasing plan.
• Environmental and Design Review Permit – An Environmental and Design Review Permit to
approve the overall site plan, architecture, landscaping, building design and other site
improvements for the project.
• Master Sign Program – A Sign Program to specify the property name, logo, taglines, fonts, colors,
and sign design used on all freestanding and building attached signs.
• Density Bonus -- An incentive/concession/waiver to increase the height limit for project buildings
across the property to 78 feet, including elevator penthouses and other projections of up to 12
feet above the 78-foot height limit. The applicant has indicated that it is making this request for
an incentive/concession/waiver, in part, to enable current plans to include 85 lower-density
townhomes along the southern edge of the Property. Previous plans included multi-family
Page | 4
residential apartments of moderate height in this location. In response to City requests that the
project include a buffer next to existing residential uses, the project applicant replaced apartments
with townhomes to reduce heights significantly in this area.
JOINT PLANNING COMMISSION AND DESIGN REVIEW BOARD STUDY SESSION
On September 14, 2021, the Planning Commission (PC) and the Design Review Board (DRB) held a joint
study session to provide early feedback on the proposed redevelopment. Feedback from both the
Planning Commission and Design Review Board is outlined below and was the basis for applicant
revisions which were submitted on March 14, 2022.
Planning Commission-Policy Items
The Planning Commission provided the following policy related comments:
A. The PC commented that the project should incorporate a viable and community-oriented
Town Square in Phase I of development. The Town Square should be a keystone for the
Terra Linda community with visible amenities, gathering places and easy accessibility by
pedestrians and cyclists.
B. The PC expressed an interest in seeing a mix of for sale and rental housing. The PC also
expressed support for the densities proposed (one Commissioner suggested maximum
density allowed).
C. The PC expressed support for the location of the affordable housing parcel, provided the
remainder of the affordable housing be demonstrably dispersed throughout the project.
D. Include internal and external bicycle and pedestrian connections.
E. Incorporate strong sustainability elements. Provide plan details demonstrating a high level
of sustainable elements for energy and water efficiency, and low impact development
standards.
F. Consider a reduction in parking.
Design Review Board – Design Related Items
The DRB made the following design-related comments:
A. Concurred with PC comments on the Town Square.
B. Encouraged the applicant to find a solution that reduced the amount of parking surrounding
the park.
C. Ensure that the architectural design is cohesive and unifying. Avoid long blank walls,
consider ground floor pedestrian passageways, and ensure active, pedestrian-oriented
ground-floor frontages.
D. All entryways should have a strong “sense of arrival” with gateway features that emphasize
pedestrian and bicycle connections and promote a distinct sense of place.
E. Agreed with the Planning Commission comments regarding sustainability and including the
use of low impact development standards.
F. The North San Rafael Promenade should extend directly into and through the site.
REVISED PROJECT
In response to the comments received at the 2021 joint study session, the applicant submitted modified
plans and an updated project description on March 14, 2022. Figures I and II illustrate the revised
proposed project, with letters in the figures corresponding to the descriptions below. The application has
not been deemed complete. A full set of the revised plans can be viewed on the City Major Project
webpage: https://www.cityofsanrafael.org/northgate-town-square/.
Page | 5
Figure I – Revised 2025 Proposed Site Plan
A. Town Square. The original plan included a 35,000 square-foot Town Square that would be
constructed as part of Phase II. The applicants have increased the size of the proposed Town
Square by 15,000 square feet. The Town Square is now 50,000 square feet and is proposed to
be constructed in Phase I. This Town Square would serve as a focal point and as a community
gathering area. Labeled A in Phase I. The Town Square would be owned and maintained by
MerloneGeier and would include the following amenities:
● Anchored by a repurposed pavilion structure, similar to the 2021 plans.
● Community gathering area for outdoor concerts and movies.
● Fenced dog park.
● Children’s nature playground.
● Flex space for larger special events with raisable bollards.
● Library space and a community room that will face onto the Town Square.
● Textured, colored paving and traffic calming in driveways surrounding the Town Square
Phase I also includes a 26,000 square foot open space area in front of Kohl's that will be
eliminated in Phase II.
Page | 6
Figure 2 – Detail of Town Square
B. Mix of Unit Types. The original plan proposed construction of 911 rental units located within four
parcels as part of Phase I and 409 additional units within two parcels as part of Phase II. In
response to Planning Commission feedback, the revised plans now include 85 three-story, for-
sale townhomes along the southern portion of the project site (Residential Parcel 2). This parcel
previously included 309 five story multi-family units. A total of 124 of those units are now proposed
to be combined with Residential Parcels 3 and 4 along Los Ranchitos/Las Gallinas Avenue. As a
result, the height of buildings on Residential Parcel 2 has been decreased by 2 stories; the height
of the residential building on Residential Parcel 3 has increased by one story; and the height of
the residential building on Residential Parcel 4 has increased by two stories. The project includes
a request for a density bonus, including a concession, incentive and/or waiver for building height,
which will be reviewed under State Density Bonus Law as part of the overall project analysis.
Labeled B-1 in the 2025 Plans and B-2 in the 2040 Plans.
Both the original plan and the current plan propose 1,320 dwelling units which translates to an
overall density of 29.5 units per acre, consistent with the General Plan density of 43 dwelling units
per acre. The number of units in Phase I decreased from 911 to 907, and the number of units in
Phase II increased from 409 to 413. The change to townhomes on Residential Parcel 2 resulted
in a need to modify the total units proposed for each phase of the project; however, the total
number of proposed units and the total proposed density at project buildout remains unchanged.
The applicant proposes that the project also include an option for the applicant, in its discretion,
to include up to an additional 102 multi-family residential units for a total of 1,442 dwelling units at
a density of 31.7 dwelling units per acre. Table 2 below summarizes the proposed number and
mix of housing units:
Figure 3 - Rendering of Town Square
Page | 7
Table 2 - Summary of Proposed Housing
Type of Housing Number
of Units
Number of
Bedrooms
Size Height
Phase I
Residential Parcel 1 - Affordable
Rental Units
96 Studio – 24 units
1 bd – 24
2bd – 24
3bd - 24
430-995 sf Four-story
over podium
60 ft
Residential Parcel 2 - Townhome
Ownership Units
85 2 bd – 42
3 bd – 36
4 bd – 7
2,130-2,620
sf
Three-story
35 ft
Residential Parcel 3 – Rental
Units
280
Studio – 63
1 bd – 164
2 bd - 53
620-1,655 sf Six-story
68 ft
Residential Parcel 4 – Rental
Units
446 Studio – 25
1 bd – 305
2 bd – 116
620-1,970 sf Seven-story
78 ft
Subtotal Phase I 907
Phase II
Residential Parcel 5*- Rental
Units
266 Studio – 50
1 bd – 157
2 bd – 59
620 – 1,150
sf
Five-story
60 ft
Residential Parcel 6*-
Apartments
147 Studio – 18
1 bd – 112
2 bd – 17
620 – 1,150
sf
Five-story
60 ft
*42 Affordable units dispersed throughout.
Subtotal Phase II 413
Total for Project** 1,320
Total Affordable Units 138
**Applicant is requesting a maximum of 1,422 units as part of the entitlements to provide for
future flexibility
Page | 8
Figure 4 – Revised 2040 Proposed Site Plan
C. Affordable Housing. The original plan proposed 96 affordable housing units contained
within a 1.91-acre parcel as part of Phase I. The PC expressed support for this proposal,
provided that the additional affordable units would be dispersed throughout the
development. Since that time, EAH Housing has joined the applicant team. The applicant
proposes to donate the site to EAH who will develop the site in Phase I with affordable
housing at varying income levels and will provide on-site support services. Labeled C in
Phase I.
Phase II will include an additional 42 affordable units distributed throughout the market rate
housing parcels. Affordable units in Phase II were not specified in the original plans.
D. Site Connectivity. The original plans submitted in 2021 did not include a clear proposal
for multimodal pathways that connected the external pathways to the interior of the site. In
response to PC comments, the applicant is now proposing multimodal pathways that have
been integrated throughout the interior of the site. Labeled E in Phase I. (see Figure 5
below).
The existing multi-modal Class I path along Los Gallinas Avenue and Los Ranchitos Road
(part of the North San Rafael Promenade) will be supplemented by a Class I path into the
project at the western major entrance and extending into the Town Square. Class I paths
are exclusive for pedestrians and bicyclists and separated from vehicular traffic, as shown
in purple in Figure 5. In addition, Class II bike lanes will be provided throughout the
residential portion of the project. Northgate Drive and Los Ranchitos Road currently have
Class II bicycle lanes. Class II are lanes for bicycle use separated by striping from vehicular
traffic and shown in gold in Figure 5. The green line in Figure 5 represents Class III bikeways
that are signed as bikeways but not striped. Bicycle parking is provided throughout the site.
Page | 9
The blue circles on Figure 5 are Class II bicycle racks and the magenta circles show Class
I bike storage facilities. In front of the cinema, a 14,000 square footCycle Center” is
proposed, as described below.
For pedestrian circulation, sidewalks are provided throughout the project. In the Town
Square, sidewalks are generally six feet wide, with a 12-foot pedestrian paseo extending
north-south in conjunction with the pavilion. In the residential area, five-foot wide sidewalks
are separated from the street by a landscaped buffer.
E. Bicycle Amenities. Between the Town Square and movie theater, the project proposes a
Cycle Center with a 9,000-square-foot outdoor area. This area was added in response to
community input. The 9,000 square foot outdoor area will feature a boutique bicycle repair
shop, abundant on-site bike parking facilities, a shipping container café/bar, and lounge
seating areas with fire pits. Labeled D in 2025 Plans.
Figure 5 – Bicycle Network
F. Sustainability. In the original plans submitted in 2021, the applicants did not have clear
sustainability goals or elements identified. The revised project now includes all of the residential
buildings to be 100% electric, consistent with the goals of the City’s Climate Change Action Plan
2030. In addition, solar panels would be installed on top of all residential buildings and the parking
structure, and all other new buildings would be made ready for installation of solar panels.
G. Community Uses. While not part of the PC feedback, the applicants are proposing the following
community uses that were not previously proposed:
Page | 10
a. New location for the City’s existing satellite public library with a proposed expansion space
to include a public meeting room for use by local community groups. Labeled F in Phase
I.
b. Maintain the existing police substation.
H. Revised Elevations. In addition to the above, the applicant revised elevation and landscape
drawings. As mentioned above, the DRB will provide feedback and recommendations on the
proposed design to the Planning Commission at a future date. Complete project plans can be
viewed on the City’s major projects webpage at this link:
https://www.cityofsanrafael.org/northgate-town-square/
Figure 6 - Aerial View 2025
This image is an aerial view looking from the south to the north showing the overall scale and massing
of the project. This image provides the viewer context on the interrelationships between the on-site
buildings.
Page | 11
Figure 7 – View of Residential 4, Seven-Story Apartments
This view shows the seven-story apartments (Residential 4) looking easterly from the Town Square.
EIR STATUS AND SCHEDULE
An Environmental Impact Report (EIR) is underway for this project. A Notice of Preparation was issued
on December 9, 2021, with a 35-day public comment period. Technical studies, such as transportation
and water supply, among others, are underway. It is expected that the Draft EIR will be released for
public review in early 2023. Staff is not requesting any Planning Commission feedback on elements of
the EIR at this time.
DISCUSSION ITEMS
Following is an analysis of the topics for Planning Commission discussion at the study session.
Size and Location of the Town Square Open Space and Amenities
General Plan Policy NH-4.2 provides the framework for a Town Square. In addition, Program NH-4.2B
states:
“Include outdoor public places that support community activities and entertainment such as a
public plaza for periodic arts and cultural events, outdoor cafes with music, restaurants with
sidewalk or patio dining, children’s play areas, teen centered spaces, and other uses that provide
outdoor seating. Design of retail spaces should be flexible enough to support these types of
activities in the future.”
The applicant modified the size of the Town Square from the original plans submitted in 2021. The Town
Square is now proposed as a 50,000 square foot park (adding 15,000 square feet from the original plans).
Staff supports the 15,000 square feet of added space to the Town Square and level of amenities to create
a vital and lively gathering place for both the on-site residents and the community at large. Additionally,
this achieves the objectives in Program NH-4.2B. Comments from community members have been
received that the Town Square should be larger and not include the parking on the west side. The
applicant has expressed concerns about eliminating the parking in this area as it provides convenience
to customers, noting that they do not believe it detracts from the overall functionality of the Town Square.
Additionally, the applicant has indicated that the parking area can be used for larger community events
by opening the bollards and roping off the parking area to create expanded pedestrian gathering space.
Page | 12
Discussion for Commission: Community members continue to express concern about the size of
the Town Square. Staff is looking for Planning Commission input regarding the size of the Town
Square and the applicant’s representation regarding opportunities for flexible use of the parking area.
Mix of Housing Types
As described above, the mix of housing types includes apartments, affordable apartments, and ownership
townhomes. General Plan Policy LU-3.3 informs this discussion:
Policy LU-3.3: Housing Mix
Encourage a diverse mix of housing choices in terms of affordability, unit type, and size, including
opportunities for both renters and owners.
Staff supports the total number of units and the proposed mix of unit types. Staff also supports the
proposed change in the mix of unit types (including the affordable units) that provides a range of housing
opportunities including rental and ownership.
Discussion for Commission: Staff seeks Planning Commission concurrence that the proposed mix
of housing units meets the intent of LU-3.3.
Number and Location of Affordable Units
On February 16, 2021, the City Council adopted an amendment to Affordable Housing Ordinance 1990
and associated Resolution 14890 amending the affordable housing obligation for residential projects and
Resolution 14891,which provides the density bonus and concessions and waivers available to affordable
housing projects. Resolution 14890 requires a “Primary” and “Secondary” affordable housing obligation
for new developments of 16+ units. The applicant must dedicate five percent of the proposed units to be
affordable to low-income households as a primary requirement and the units must be located on site.
The secondary requirement allows developers to provide an additional five percent affordable units in the
following ways:
• Additional On-Site Affordable Units.
• Payment of In-Lieu Fees.
• Construction of Off-Site Affordable Units.
• Donation of Land to the City.
The number of affordable units complies with the City’s Affordable Housing Ordinance and Council-
adopted policy guidance in that 10 percent of the units will be affordable to lower-income households. All
affordable units will be provided on-site.
Section C of Resolution 14890 states the following regarding location and design of affordable units:
C. Location and Type of Affordable Housing Units. Affordable housing units shall be dispersed
throughout the residential development project. Units may be clustered within the residential
project when the city determines that such clustering furthers affordable housing
opportunities. The affordable housing units shall be of a similar mix and type to that of the
residential development project as a whole, including, but not limited to:
1. The same or substantially similar mix of unit size (e.g., number of bedrooms, square
footage).
2. Compatibility with the design, materials, amenities, and appearance of the other
developed units.
Page | 13
The project provides both clustered and dispersed affordable housing. Providing 96 affordable units in
one community and partnering with an affordable housing developer during Phase I is a very effective
way to provide the affordable units. As a provider of affordable housing, EAH has access to funding
mechanisms to ensure the project gets built. Further, clustering the affordable units in one community
provides the opportunity to provide needed support services to residents. The remaining 42 units will be
dispersed throughout the market rate units.
The proposed 96 affordable units on the EAH site will have a substantially similar mix of unit sizes and
bedrooms as other apartments in the project. The affordable units will include studio, one-, two- and
three-bedroom units, 430-995 square feet in size. The market rate apartments include studio, one- and
two-bedroom units, generally 620 –1,150 square feet in size (some units have lofts with additional square
footage). The affordable apartments are split evenly between studio, one-, two- and three-bedroom units.
The market rate apartments include 60-70 percent of the units as one-bedroom, as outlined in Table 2
above. The affordable portion of the project will be compatible with the design, materials, amenities, and
appearance of other apartment units. Information about the size of the 42 units dispersed throughout
market rate apartments in Residential 5 and 6 has not been provided.
Staff believes the proposed affordable housing plan meets City objectives and is a desirable way to
provide needed affordable units, opportunities for a deeper level of affordability and complies with the
Planning Commission request for dispersal of the additional affordable units.
Discussion for Commission: Staff seeks feedback from the Planning Commission regarding the
affordable housing plan and confirmation that the applicant has adequately addressed the previously
expressed Planning Commission concerns.
Pedestrian and Bicycle Connections/North San Rafael Promenade
The project has been revised to provide a more robust pedestrian and bicycle network and to support the
implementation of the North San Rafael Promenade. The Promenade concept was adopted by the City
in 2002 with the goal of providing pedestrian/bicycle linkages into a linear parkway that connects the
Terra Linda Recreation Center to Lagoon Park at the Marin County Civic Center. The improved walkways
and bicycle lanes create the “spine” of this plan and provide the context for new amenities, such as
plazas, public art, landscaping, cultural/historical markers, and public park improvements.
General Plan Policy NH 4.2.h calls for “Completion of the North San Rafael Promenade through the site,”
and further states that “Promenade improvements described in the North San Rafael Promenade
Conceptual Plan (2002) should be included in any substantial rehabilitation or expansion of the Mall.”
Additionally, Policy NH-4.4 states:
Policy NH-4.4: Transportation Safety and Accessibility
Improve access and bicycle/pedestrian connections between Northgate One, the Mall at Northgate,
Northgate Three, the Civic Center SMART station, the Civic Center, and surrounding
neighborhoods.
Program NH-4.4A: Promenade and Other Improvements. Use the development review and
capital improvement program process to complete the North San Rafael Promenade through the
Town Center. Considerations include:
a) Routing of the Promenade to include safer crossings from the Civic Center and along
Freitas Parkway. Consistent with the 2013 Station Area Plan and more recent community
input, this also includes long-term improvements along Merrydale (on the east side of Mt.
Olivet Cemetery) and through the Northgate III site in the event that site is redeveloped.
b) Implementing Bicycle and Pedestrian Master Plan (2018) improvements through the
Town Center area, including increased availability of bicycle racks.
Page | 14
c) Increasing public transit to and from the Town Center and making it safer and easier to
access bus stops. This includes possible shuttle service to Civic Center station.
d) Implementing traffic calming on parking lot access roads, and redesigning traffic flow to
minimize conflict between vehicles, bicycles, and pedestrians.
e) Designing any new parking structures to provide safe pedestrian access and reduced
traffic conflicts.
Program NH-4.4B: Improved Entrance to the Mall. Support redesign of intersections along Las
Gallinas, Northgate Drive, Del Presidio, and Merrydale to improve traffic flow and improve safety
for pedestrians and bicyclists. Support realignment of driveways along Las Gallinas to form safer
intersections and pedestrian crossings.
The Bicycle and Pedestrian Master Plan (BPMP) adopted in 2018 also provides guidance and
implements the North San Rafael Promenade. The BPMP recognizes the existing Class II bike lanes
along Northgate Drive and the need for a multi-modal path connecting to the SMART station along
Merrydale Road.
Figure 9 – Bicycle and Pedestrian Master Plan
The analysis below focuses on the internal bicycle and pedestrian connections within the project.
Comments received to date focus on the North San Rafael Promenade extending directly into and
through the site. As described above, the applicant will extend the Class I pathway into the project
connecting the existing Promenade pathway to the Town Square. The plan also provides Class II and III
pathways to the south and north. Other considerations are to extend stronger bicycle and pedestrian
connections to the west connecting to Northgate Drive or to the north connecting to the Promenade
pathway at the major entrance on Las Gallinas Avenue.
Page | 15
For a western connection to Northgate Drive, such improvements are constrained by grade differences
between the project site and Northgate Drive, though providing a Class I or II connection to the west is
technically feasible. To the north, providing a full Class I or II connection is feasible though it may require
a significant reconstruction of existing parking and driveway configurations. While the proposed bicycle
and pedestrian network provides significant benefits, staff believes that a more robust network can be
provided by improvements to the north and west.
Pedestrian and Bicycle Connections: Staff seeks Planning Commission feedback on the changes
made by the applicant and guidance regarding the additional connections from the north and west
sides of the site.
COMMUNITY OUTREACH
Public Notice for this Planning Commission study session was provided at least 15 days prior to the
Planning Commission meeting date in the following way:
• Public Notice in the Marin IJ published 15-days prior to the meeting day.
• Public Hearing posters on Northgate site. Five posters were placed at various locations along
the property announcing the date/time and that the item is a study session.
• Public Hearing post cards were sent to property owners, tenants, and business owners within a
1000’ radius of the project site.
• Public Hearing post cards were sent to individuals and organizations on the City’s interested
parties list.
• A project update was published in the “In Your Town” section of the Marin IJ for the week before
the meeting.
• The project website was updated to inform visitors to the site that a study session is scheduled
for November 29, 2022.
Staff received comments throughout the review process. Comments received subsequent to mailing of
the above notice are attached to this report as Exhibit 2. The majority of the comments relate to items
not part of the discussion at the study session, including height, noise, water supply, traffic, and light
pollution. Comments related to the study session discussion items include:
• Number of units: Some commenters believe that the proposed number of units is excessive and
recommend that the number be reduced to 200-300 units.
• Affordable housing: Some commenters believe that the proposed affordable community is too
isolated and that the affordable units should be dispersed.
• Town Square: Some commenters believe that the Town Square open space is not large enough,
and should be enlarged so that the size meets the project's park requirements, instead of the
project paying in-lieu park fees. Commenters also believe that a children's playground and public
restrooms should be provided, and that the firepits should be eliminated.
RECOMMENDATION
Staff recommends that the Planning Commission conduct a study session, receive public comment, and
provide direction to staff on the following items.
1. Size and Location of the Town Square Open Space and Amenities: Community members
continue to express concern about the size of the Town Square. Staff is looking for Planning
Page | 16
Commission input regarding the size of the Town Square and the applicant’s representation
regarding opportunities for flexible use of the parking area.
2. Mix of Housing Types: Staff seeks Planning Commission concurrence that the proposed mix of
housing units meets the intent of LU-3.3.
3. Location and Phasing of Affordable Units: Staff seeks feedback from the Planning Commission
regarding the affordable housing plan and confirmation that the applicant has adequately addressed
the previously expressed Planning Commission concerns.
4. Pedestrian and Bicycle Connections: Staff seeks Planning Commission feedback on the changes
made by the applicant and guidance regarding the additional connections from the north and west
sides of the site.
EXHIBITS
1. Project Plans, dated March 14, 2022 on project webpage:
https://www.cityofsanrafael.org/northgate-town-square/
2. Public Comments (Comments submitted prior to 2PM November 22, 2022, attached).
Northgate Town Square FOR PUBLIC COMMENT
Mon 11/21/2022 5:51 PM
To:Tricia Stevens tricia.stevens@cityofsanrafael.org ;Planning Public Comment
<PlanningPublicComment@cityofsanrafael.org>
Cc:
Honorable Commissioners,
The purpose of this email is to let you know that while I don’t want the Northgate
Mall property
to be empty, I and my neighbors have the following concerns I want to share with
you my serious misgivings about the Northgate Town Square
Development Plans The City of San Rafael and the developer have a once in
lifetime opportunity to build housing, entertainment, retail, and bring to life
Northgate Please consider improving the plans by
Height
The developer’s plan includes an enormous, large seven-story building along
Los Ranchitos
Road next to a six-story building on the corner of Los Ranchitos and Northgate
Drive Buildings
of this height and mass are completely out of character for the suburban
Northgate area
Housing in the area is mainly single story while commercial buildings close to the
streets are
three-stories at most.
The mall currently has buildings higher than three stories, but they are set well
back from the
streets and surrounded by parking lots The planned seven story building will be
77 feet high
and the adjacent six story building 68 feet high This will result in an oppressive
high wall of
buildings for the entire length of Los Ranchitos between Merrydale and Northgate
Drive. This is
not appropriate across from Alma Via a senior community and it will be
horrible experience
for all of us who leisurely stroll or bike along the North San Rafael promenade on
Los Ranchitos.
The very large seven story building along Los Ranchitos Road, next to a six
story building on the
corner of Los Ranchitos and Northgate Drive are very close to the street This will
create a
claustrophobic experience for walkers and cyclists using the North San Rafael
promenade. The
buildings are allowed to be this high under the law, but just because a developer
is allowed to
do something that benefits it at the expense of residents doesn’t mean it should!
Main Entrance at Merrydale
The developer’s plan shows that the main entrance opposite the Merrydale
overcrossing will be
bounded on the south side by a seven-story building, and ultimately on the north
side by a five-
story building. This will create a fortress impression and would be seen as nothing
more than
an entrance to a high-density housing project. Do you think this is an inviting
entrance? If you
don’t know anyone who lives there, would you be motivated to enter? For the
largest
development in Marin, the developer and the City can and should do better. The
entrance to Northgate Town Square will be dwarfed by two ugly tall buildings. It
should be remembered that the town square is supposed to be a center for North
San Rafael and should be welcoming for all Marinites. Making this entrance more
attractive will better serve the shops and restaurant businesses by inviting more
customers into the town square.
Open Space and the Size of the Town Square
The town square as proposed by the developer is only a little bit over 1 acre.
This is supposed
to be the central “town square” for all North San Rafael (NSR) as well as being
the main outdoor
space for the residents of the project. For 30+ years the NSR community has
been asking for a
central gathering place for the young and old and a place for events. The
proposed amount of
space allotted to the Town Square as outdoor recreation for several thousand new
residents as
well as the existing community is completely inadequate.
The overall amount of open space is tiny for such the thousands of new
residents and does not
meet the requirements of San Rafael’s General Plan 2040. I understand that the
developer will
make “in-lieu” payments so that it is excused from providing the required amount
of open and
recreational space. However, this smacks of a powerful developer using loopholes
to provide a
sub-standard quality of life for the people who will live there. I expect the Planning
Commissioners to do right by the community and demand that the requirements
of the
recently written City of San Rafael General Plan 2040 be followed.
The Town Square Amenities
The developer touts the town square as being almost 48,000 square feet in
size. This includes a
dog park, rock walls, a nature play area, seating areas and a fountain. The open
lawn area
available for recreation or events is therefore much smaller than this. Additionally,
there is no
provision for dedicated children’s playground or a separate seating area for use
by older
residents, and most importantly, there appears to be no provision for public
restrooms.
The placement of the dog park is also less than ideal – right next to the open
lawn area. A dog
park, while welcome in the grand scheme, can be a noisy and smelly place.
Additionally, adjacent to the town square, the developer proposes an area
including a bike
repair station and firepits. No matter what type of fuel they use, fire pits pollute the
atmosphere and are not “green.”
In conclusion, the City has a responsibility to make this development an
example of good
planning and to abide by the principles of GP2040. Thank you for your
consideration regarding
this important project to our community.
The new Northgate can – and should – be a jewel in San Rafael’s crown for
decades to come.
We must get it right now. Cutting corners, building out-of-place humungous
apartment blocks
that do not fit the surroundings, and skimping on recreational open space needed
for
thousands of residents does not achieve the required goal.
VAL HORNSTEIN & CYNTHIA PEPPER
Objection to the size and sustainability of the proposed Northgate Town Square
David Buccheri
Tue 11/22/2022 11:23 AM
To:Tricia Stevens tricia.stevens@cityofsanrafael.org
Dear Ms. Stevens,
am a retired senior who is very opposed to the size and the related impact of the proposed Northgate Town
Square upon our Terra Linda neighborhood. In an age of climate change and severe drought, how can the
enormous increase in water consumption from the size of this project be justified? We are asked to cut back
and conserve water and at the same time being told that we are required by the government to further strain
our supply of available water which makes no sense. I am also concerned about the increased demand this
project will place on our electrical grid. Furthermore, it seems disrespectful and disruptive to build
this enormous project in the direct vicinity of nursing facilities near Merrydale. The adjacent graveyard and
guide dog facility deserve a more tranquil environment than this will bring. This community does not have
anywhere near the road capacity to reasonably accommodate the influx of traffic this will create and will serve
as a threat in the event of needed evacuations from fire. I can image seeing the streets around the Northgate
area packed with cars, creating a parking nightmare for local residents. I can imagine a steady stream of cars
and delivery trucks polluting and disrupting the tranquility of our neighborhood, 24 hours a day.
This whole project is way too big for this community. Our lawmakers need to show some common sense and
political courage and scale this project back in a major way instead of speaking out of both sides of the
mouth, preaching conservation and large scale growth in the same sentence. It cannot be taken back once
it’s built. The time is now to do everything possible to protect this neighborhood and its residents from the
imprudent and reckless scale of this project.
Sincerely,
David Buccheri
San Rafael, Ca. 94903
5/23/22, 7:50 AM Mail - Tricia Stevens - Outlook
https://outlook.office365.com/mail/deeplink?Print 1/1
Northgate Project
James Forsell
Thu 5/19/2022 9:49 AM
To:Tricia Stevens <Tricia.Stevens@cityofsanrafael.org>
Hi Tricia,
I am wondering about water requirements for the new project as currently conceived Could you provide me the
water allotment for the exis ng 44 acres and the current use by the loca on. Also, I would like to see the
projected water requirement for the new project This is important as infrastructure needs to be addressed
before the project is approved. Water is already being restricted and projec ons are that rainfall may become
worse
Thank you in advance,
James Forsell, Ph D
Sent from Mail for Windows
5/23/22, 7:48 AM Mail - Tricia Stevens - Outlook
https://outlook.office365.com/mail/deeplink?Print 1/2
Re: Northgate Town Square Project
Fri 5/20/2022 10:47 AM
To: Tricia Stevens <Tricia.Stevens@cityofsanrafael.org>
Hi Tricia,
My husband, Jim, and I just joined Responsible Growth in Marin since they seem to be on the same
page as us. We are not against revitalizing that area. We just want the plan to be more in line with
the existing community. What I saw at the meeting on Tuesday night was just too urban with not
enough open space. It was not warm or inviting. This project can truly create a wonderful
environment with a beautiful town center and lots of greenery (natives that don't need as much water,
etc.). Also, 1441 units are just too many for that area and I would like that number to be reduced so
the infrastructure can handle the growth without being a burden to our existing community. I also
don't understand why there has to be a separate area for affordable housing. Why makes these
people feel like second class citizens? Can't the affordable housing be integrated throughout the
community? I truly hope that our voices can be heard and that these important issues are addressed.
My best,
Karen
--
5/23/22, 7:48 AM Mail - Tricia Stevens - Outlook
https://outlook.office365.com/mail/deeplink?Print 2/2
Re: Northgate Merlone Geier project
Mayor Kate
Tue 7/5/2022 3:51 PM
To:Leslie Mendez leslie.mendez@cityofsanrafael.org
Cc:Tricia Stevens <Tricia.Stevens@cityofsanrafael.org>;Rachel Kertz <Rachel.Kertz@cityofsanrafael.org>
Hi Candiece - Thanks for taking the me to share your thoughts and concerns about this project. As I've
received a few other emails similar to yours, I'm sharing the same informa on with you all.
The Northgate Mall project is a significant project for the City and we are very grateful for all the
community input that has been received and that we con nue to receive. I encourage you to stay
involved as the project goes through the public process - this process is what is used for all projects in
San Rafael to ensure that the public has ample opportunity to par cipate. The City has a specific
webp ge for the project and you can learn more about the ming, etc
here: h ps://www.cityofsanrafael.org/northgate-town-square/
In addi on, the San Rafael General Plan is the guiding document for planning in the City and provides
the broader context for specific projects like Northgate Mall You can learn about and read this
document here: h ps://www.cityofsanrafael.org/departments/general-plan-2040/
I have included the City planner as well as Councilwoman Rachel Kertz (who represents District 4) on
this response so they can be aware of your input
Thanks again for taking the me to share your thoughts and caring about the future of San Rafael.
Warmly,
Kate
Kate Colin (she/her/hers)
Mayor, City of San Rafael
From: Candiece Milford
Sent: Saturday, July 2, 2022 7:35 AM
To: Mayor Kate <kate.colin@cityofsanrafael.org>; Leslie Mendez <leslie.mendez@cityofsanrafael.org>
Subject: Northgate Merlone Geier project
This project is way out of scale to the neighborhood. Buildings should be no taller than 3-4 stories at
the most.
The traffic, light pollution, increased noise, privacy, and impact on the quality of life of a quiet
community of mostly older adults will forever change the neighborhood and deflate property values.
Frankly, we will probably move because of this and I know we are not alone in abandoning a
neighborhood we grew to love over the decades. 4,000 new residents?
And this is only one of about 5 projects in our neighborhood that already is gridlocked after 3 when
Kaiser has a shift change and 4 when the high school is let out.
Please, please don't let this behemoth project get out of hand.
Sincerely,
Candiece Milford
sent from across the cosmos - please excuse typos
Re: Northgate Mall
Mayor Kate
Tue 7/5/2022 3:51 PM
To:Sophie Shehi
Cc:Tricia Stevens <Tricia.Stevens@cityofsanrafael.org>;Rachel Kertz <Rachel.Kertz@cityofsanrafael.org>
Hi Sophie - Thanks for taking the me to share your thoughts and concerns about this project. As I've
received a few other emails similar to yours, I'm sharing the same informa on with you all.
The Northgate Mall project is a significant project for the City and we are very grateful for all the
community input that has been received and that we con nue to receive. I encourage you to stay
involved as the project goes through the public process - this process is what is used for all projects in
San Rafael to ensure that the public has ample opportunity to par cipate. The City has a specific
webp ge for the project and you can learn more about the ming, etc
here: h ps://www.cityofsanrafael.org/northgate-town-square/
In addi on, the San Rafael General Plan is the guiding document for planning in the City and provides
the broader context for specific projects like Northgate Mall You can learn about and read this
document here: h ps://www.cityofsanrafael.org/departments/general-plan-2040/
I have included the City planner as well as Councilwoman Rachel Kertz (who represents District 4) on
this response so they can be aware of your input
Thanks again for taking the me to share your thoughts and caring about the future of San Rafael.
Warmly,
Kate
Kate Colin (she/her/hers)
Mayor, City of San Rafael
From: Sophie Shehi
Sent: Friday, July 1, 2022 8:18 PM
To: Mayor Kate <kate.colin@cityofsanrafael.org>
Subject: Northgate Mall
Mayor Kate-
The mall at Northgate redevelopment project in theory is a great idea. But-in practicality-it’s a non
starter.
Having a 7 story building with over 400 units. This will destroy the suburban feel of our beautiful
neighborhood. It’s an Eichler development. Eichler’s entire vision was being in and living with nature.
One story homes.
NOT a 7 story towering monstrosity dumped in the middle of our community. With over 1400 units. With
very little green space.
Where is the water going to come from?
People need to have a place to gather and congregate.
Please reconsider your support for this plague on our community.
I am all for repurposing the mall.
Commercial and residential is a great mix. And something that will be an asset to the neighborhood.
Somewhere in the neighborhood of several hundred units over commercial space. No more than 200-
300 units.
With shops and restaurants.
The owners of the mall say that malls are dead.
If this is true-then why does Marin have such successful malls?
Like:
Strawberry
The Village
Corte Madera Center
Vintage Oaks
Because they have thoughtful and caring property managers.
Again-I’m asking you to reconsider your support for this development as it stands.
Sophie Shehi
Sent from my iPhone
Northgate Redevelopment
Pat Eulberg
Wed 7/27/2022 8:26 AM
To:Tricia Stevens Tricia.Stevens@cityofsanrafael.org
Good morning!
Our company owns and operates the Panera at Northgate Mall. From reading the available informa on online
(h ps://www.cityofsanrafael.org/northgate-town-square/), I cannot find a status update for the project that tells
me the current status and the direc on for the project’s scope. For example, what is the likely blend of retail,
residen al and office? What is the likely ming for project approval? Any info you can provide will help and be
appreciated.
Best regards,
Patrick J. Eulberg
Vice President – Real Estate
Independence, OH 44131
www.flynnrg.com
Re: Northgate Mall residential & commercial development project
Mayor Kate
Sun 10/16/2022 10:27 AM
To:Ed and Irmi
Cc:Tricia Stevens <Tricia.Stevens@cityofsanrafael.org>;Diane Henderson
<Diane.Henderson@cityofsanrafael.org>
Hi Ed and Irmi - Council moved to bcc to adhere to the Brown Act.
Thanks so much for taking the me to express your concerns and share your thoughts about the
proposed development at Northgate. With an important project like this one, the City is commi ed to a
robust outreach and dialogue with the community. The City has a webpage with key contacts and
provides the opportunity for our community to stay up to speed on the public process. You can be
assured that every aspect of this project will go through the public process and we appreciate you taking
the me to email us. Here is a link to the page: h ps://www.cityofsanrafael.org/northgate-town-square/
I have included the two key City contacts on this response so they can be aware of your concerns. Please
feel free to reach out to them with any specific ques ons and we look forward to your ongoing
engagement on this impac ul project
Warmly,
Kate
Kate Colin (she/her/hers)
Mayor, City of San Rafael
From: Ed and Irmi
Sent: Saturday, October 15, 2022 10:21 AM
To: Mayor Kate <kate.colin@cityofsanrafael.org>
Cc: Maika Llorens Gula <maika@cityofsanrafael.org>; Eli Hill <eli.hill@cityofsanrafael.org>; Maribeth Bushey
<maribeth.bushey@cityofsanrafael.org>; Rachel Kertz <rachel.kertz@cityofsanrafael.org>
Subject: Northgate Mall residen al & commercial development project
Dear Mayor Colin and City Council Member ,
The propo ed development of Northgate Mall into 822 rental unit and 85 townhou e , would be an
ab olute di a ter for the quaint ubdivi ion of Terra Linda The increa e in traffic would be unbearable
for the streets as they are currently configured; and, since we are already on water rationing due to
the ongoing drought, where is the additional water for these residents coming from ? I've lived here
since 1976, and the change to the character of Terra Linda would be enormous and catastrophic. The
proposed housing development is totally out of scale to the surrounding environment. A smaller
development would be more appropriate to maintain the small town character of Terra Linda.
I strongly urge you to reconsider the decision to more forward with this enormous development for
Terra Linda !
Sincerely,
Irmgard Riss
Re: Proposal for Northgate Mall
Mayor Kate
Fri 11/18/2022 2:59 PM
To:
Cc:Tricia Stevens <Tricia.Stevens@cityofsanrafael.org>
Hi Mrs. and Mr. Haro - Thank you for taking the me to share your concerns about the proposed plan at
Northgate Mall. I've added the City planner engaged with this project on this response so she can read
your input. As this project is now moving through the Public Process, I encourage you to con nue to
engage and provide input Here is a link to the city webpage with the updated informa on as to how you
can par cipate: h ps://www.cityofsanrafael.org/northgate-town-square/
I also wanted to provide a link to the city webpage that outlines our Housing Element which is the
guiding document for the crea on of housing in San Rafael There is lots of good info that you can click
through to understand more about the state housing demands and how San Rafael will con nue to
encourage the appropriate development in our city: h ps://www.cityofsanrafael.org/housing-element-
2031/
Warmly,
Kate
Kate Colin (she/her/hers)
Mayor, City of San Rafael
From:
Sent: Tuesday, November 15, 2022 12 06 PM
To: Mayor Kate kate colin@cityofsanrafael org
Cc: Maika Llorens Gula maika@cityofsanrafael org ; Eli Hill eli hill@cityofsanrafael org ; Maribeth Bushey
maribeth bushey@cityofsanrafael org ; Rachel Kertz rachel kertz@cityofsanrafael org
Subject: Proposal for Northgate Mall
November 15, 2022
Dear San Rafael Mayor Kate Colin and the San Rafael City Council Members,
We are wri ng to protest the plan for increased housing at Northgate Mall This mall area is bordered by single
family homes, town homes, medical and dental offices and Northgate III. Adding over 900 units of housing will
make this area look like a congested high rise city within the Terra Linda area Five, six and seven story apartment
buildings do not belong here and would be be er suited for downtown San Rafael. A separate low-income
building built by a different developer appears to me like you are isola ng a group of people People that qualify
for low-income housing are o en families where both parents work but at low-income jobs. They should not be
segregated away from others in a building that probably does not look as nice as the rest of the development We
need affordable workforce housing in Marin. We are losing our middle-class families who want to live in the
community where they work but are forced to live outside of the county They include are our teachers, police
and fire fighters, people who work in retail and restaurants who have become commuters because there is no
affordable housing in Marin
Please consider housing that is 3 to 4 stories at most. Some retail will be needed and could be incorporated into
the ground floors of some buildings Please don’t allow the developers to reduce the open space or town square
by paying in-lieu fees to avoid requirements. People need open space and a rac ve landscaping.
Infrastructure needs to be addressed in the plan. Roads here are very congested already. We have backed up
traffic morning and a ernoon with commuters going to work and home, and children being dropped off/picked
up at school. Freitas Parkway is jammed, Nova Albion and Gallinas feed into Freitas Parkway. Nova Albion has
Terra Linda High School, Vallecito Elementary School, and Kaiser Permanente Hospital Campus and clinics
Gallinas has private medical and dental offices. Northgate 2 is also there, and Sco y’s Market complex of stores
and Post Office is just down the street on Freitas It does not ma er how the intersec ons are reconfigured
Traffic here is already gridlocked. Phase I of 900+ homes will not work.
Water? Where is all this addi onal water going to come from? MMWD has already announced the possibility of
earlier conserva on cuts next year as early as April Homeowners were not allowed to water their lawns last year
I hope wise decisions will be made about Northgate Mall in the future We need workforce housing but not this
plan.
Sincerely,
Nancy Haro
Robert Haro
San Rafael
(No subject)
Thu 11/17/2022 6:21 PM
To:Tricia Stevens tricia.stevens@cityofsanrafael.org
Cc:'Dick Atwood'
Hi Tricia, Regarding the Northgate Town Square project:
I live at Villa Marin 100 Thorndale Dr. fourth floor, looking from my balcony and windows directly at the Northgate
Mall nearby Considering demoli on, construc on, traffic changes with many new neighbors etc , the one aspect
that scares me is that the completed project will generate unacceptable noise from outside events which will spoil
si ng on our balcony in the evening or other mes What can I do to be assured this will not happen? Thanks,
Richard Atwood
Northgate Redevelopment Project
Cynda Vyas
18/2022 7:19 PM
To:Planning Public Comment PlanningPublicComment@cityofsanrafael.org
Cc:Tricia Stevens <tricia.stevens@cityofsanrafael.org>
Hello,
I am writing about my concerns about the current Northgate Town Square Redevelopment Project. I
support fully the idea of a revitalized mail with hou ing retail open pace etc but feel that many
odifications are needed before the plan moves forward.
1. The height and scale of the 5, 6 and 7 story buildings seem out of place. They will form a visual
barrier at the perimeter and hide many of the inviting feature of the new town center
Please move tall buildings back from the edge of the project so that the entrance at Merrydale is not
overwhelmed by them. Is there is reason they can’t be placed well back from the street?
2 Enlarge the Town Square o that it ha room for both general vi itor and on ite re ident The
over-all amount of open space in the project is too small and not in keeping with the San Rafael General
Plan 2040. It’s inadequate and will be regretted in the future.
3 Include a children’ playground and eliminate polluting fire pit
It is the duty of the Planning Commissioners and city officials not to bow down to developers who put
profits first. Please see that citizen wishes and concerns are addressed. As a resident of Terra Linda,
I am con idering moving from my ingle family home to a Town Center apartment but will not do o if
the current plans are carried out. Nor will I ever vote for anyone who was part of giving this over-
sized project the green light since I would question their judgement in other matters as well.
et’ make the mo t of thi golden opportunity to make a Town Center that incorporate what citizen
want. Meet the needs of the community, not the developers.
Thank you,
Cynthia Vya
Northgate Town Square FOR PUBLIC COMMENT
M. Samantha Stearns
Fri 11/18/2022 4:03 PM
To:Planning Public Comment PlanningPublicComment@cityofsanrafael.org
Cc:Tricia Stevens <tricia.stevens@cityofsanrafael.org>
Honorable Commissioners,
The purpose of this email is to let you know that while I don’t want the Northgate Mall property
to be empty, my neighbors and I have the following concerns
1. Height
The developer’s plan includes an enormous seven-story building along Los Ranchitos Road next to a six-
story building on the corner of Los Ranchitos and Northgate Drive Buildings of this height and mass are
completely out of character for the suburban Northgate area.
The planned seven-story building will be 77 feet high and the adjacent six-story building will be 68 feet
high This will result in an oppressive high wall of buildings for the en re length of Los Ranchitos
between Merrydale and Northgate Drive. This is not appropriate across from Alma Via—a senior
community—and it will be horrible experience for anyone walking or biking along the North San Rafael
promenade on Los Ranchitos.
The buildings are allowed to be this high under the law, but just because a developer is allowed to do
something that benefits it at the expense of residents doesn’t mean it should!
2 Main Entrance at Merrydale
The developer’s plan shows that the main entrance opposite the Merrydale overcrossing will be
bounded on the south side by a seven-story building, and ul mately on the north side by a five-story
building. This will create a fortress impression and would be seen as nothing more than an entrance to a
high density housing project
It should be remembered that the town square is supposed to be a center for North San Rafael, and it
should be welcoming for all Marinites. Making this entrance more a rac ve will be er serve the shops
and restaurant businesses by invi ng more customers into the town square
3. Open Space and the Size of the Town Square
The town square as proposed by the developer is only a li le bit over 1 acre. This is supposed to be the
central “town square” for all North San Rafael (NSR) as well as being the main outdoor space for the
residents of the project. The proposed amount of space allo ed to the Town Square as outdoor
recrea on for several thousand new residents as well as the exis ng community is completely
inadequate and does not meet the requirements of San Rafael’s General Plan 2040. I understand that
the developer will make “in lieu” payments so that it is excused from providing the required amount of
open and recrea onal space. However, this smacks of a powerful developer using loopholes to provide a
sub-standard quality of life for the people who will live there. I hope the Planning Commissioners will do
right by the community and demand that the requirements of the recently wri en City of San Rafael
General Plan 2040 be followed
The City has a responsibility to make this development an example of good planning and to abide by the
principles of GP2040. The new Northgate can—and should—be a jewel in San Rafael’s crown for
decades to come. We must get it right now. Cu ng corners, building out-of-place humungous
apartment blocks that do not fit the surroundings does not achieve the required goal
Thank you for your considera on regarding this important project to our community.
Sincerely,
Samantha Stearns
North San Rafael Resident
Northgate mall plans
VIVIAN SACHS
Sun 11/20/2022 8:32 AM
To:Tricia Stevens <tricia.stevens@cityofsanrafael.org>
How are we to combat this⁉ it’s an immense intrusion on our resources and quality of life. I am
adamantly opposed 😤
Sent from my iPhone
northgate
michael tulper
Sun 11/20/2022 8:56 AM
To:Tricia Stevens tricia.stevens@cityofsanrafael.org
dear Ms.Stevens… as i read about the pending plan for northgate I just can not fathom what
the planners are thinking… 1.How will the water supply all of a sudden increase to service the new
residents?
2.What kind of a traffic nightmare will be created…in case u have not already
experienced
what current traffic is like please check it out…It will be like Sir Francis Drake
3.Are there no other areas in Marin to help spread this new housiing…we will be
coming to
a point that will “feel” like L.A. AND if u think that traffic on 101 is fun now just
wait til a
a significant number of new residents pile on to 101 trying to get to work
during rush hour
thank u in advance for
considering these points
Michael Tulper
Northgate Mall redevelopment
Eileen t (Eileen Dervisevic)
Mon 11/21/2022 7:31 PM
To:Tricia Stevens tricia.stevens@cityofsanrafael.org
Hello Miss Stevens:
I am writing to object to the current proposal of redevelopment. The city of San Rafael in the county of
Marin need to do much more in terms of affordable housing for large developments like this. You
currently only have 6% allocated to affordable housing, and it’s not even clarified as to low income, very
low income, or extremely low income. The housing situation for those who have lived here for a very
long time is dismal! Those who have retired on fixed income, those with special needs, and other
handicap factors living on SSI are being completely pushed out of this county since no developments are
addressing these county residents.
You see how the homeless population has increased, many are working homeless people who can’t
afford market rents in this county. There are no restrictions to institutional investor developments,
foreign developers, or anything else to protect the residents of this county.
Please do better when it comes to large developments like this and consider a 25% requirement of units
to be for low income, very low income, and extremely low income individuals, many who have been
residents in this county for decades.
Thank you for your consideration.
Best,
Eileen Toal-Dervisevic
CA BRE #01197624
5800 Northgate Drive, Northgate Town Square Study Session
Kathi Ellick
Mon 11/21/2022 7:41 AM
To:Tricia Stevens tricia.stevens@cityofsanrafael.org
he purpose of this email is to share with you my serious concerns about the
Northgate Town Square Development Plans. As a resident of Los Ranchitos since
1976, I ram aware of the changes Northgate has gone through. The proposed
developer’s design needs to be evaluated with thoughtful insight.
The developer’s plan includes an enormous, large seven story building along Los
Ranchitos
Road next to a six story building on the corner of Los Ranchitos and Northgate Drive.
Buildings
of this height and mass are completely out of character for the suburban Northgate
area.
Housing in the area is mainly single story while commercial buildings close to the
streets are
three stories at most.
The very large seven story building along Los Ranchitos Road, next to a six story
building on the
corner of Los Ranchitos and Northgate Drive are very close to the street. This will
create a
claustrophobic experience for walkers and cyclists using the North San Rafael
promenade. The
buildings are allowed to be this high under the law, but just because a developer is
allowed to
do something that benefits it at the expense of residents, doesn’t mean it should!
The developer’s plan shows that the main entrance opposite the Merrydale
overcrossing. I think the traffic needs to be considered. It will be such an awful
entrance to see on the south side of a seven story building, and ultimately on the
north side by a five story building. This will create a nothing more than an entrance
to a high density housing project. Do you think this is an inviting entrance? For the
largest development in Marin, the developer and the City can and should do better.
he developer says the town square will be almost 48,000 square feet in size. This
ncludes a
dog park, rock walls, a nature play area, seating areas and a fountain. The open lawn
area
available for recreation or events is therefore much smaller than this. Additionally,
there is no
provision for dedicated children’s playground or a separate seating area for use by
older
residents, and most importantly, there appears to be no provision for public
restrooms.
Additionally, adjacent to the town square, the developer proposes an area including
a bike
repair station and firepits. No matter what type of fuel they use, fire pits pollute the
atmosphere and are not “green.” It is also a fire hazard. Who will be overseeing the
safety?
You have a duty and responsibility to make this 20-year project, the largest in Marin
County, an
example of a forward thinking mixed used development that enriches the
community, for years to come. Make the most of it!
In conclusion, the new Northgate can be a jewel in San Rafael’s crown for decades to
come.
We must get it right now. We have a change in climate that causes Marin to be in
a drought, why would building out-of-place humungous apartment be a good idea.
The traffic will be overwhelming!
Please carefully consider the plan and expect the developer to follow your guidance.
Thank you,
Kathi Ellick
Los Ranchitos
NORTHGATE MALL REDEVELOPMENT PROPOSAL for 2025:
Jessica Field
Mon 11/21/2022 6:07 PM
To:Tricia Stevens tricia.stevens@cityofsanrafael.org
Good evening,
am a resident and home owner in San Rafael 94903 and am greatly opposed to the redevelopment
plan at Northgate for all the new housing. The schools and roads are not prepared for that many new
residents, not to mention the very obvious lack of water.
Thank you,
Jessica Field
5800 Northgate Drive, Northgate Town Square
Asaf Ophir
Mon 11/21/2022 6:12 PM
To:Tricia Stevens tricia.stevens@cityofsanrafael.org
Dear Tricia,
hank you for being open to public statements
n regards to building residential units at Northgate Drive, my only concern is the roads between the new residences
and the freeway. We are already seeing long lines onto the southbound on-ramp at Freitas Parkway every morning at
rush hour, sometimes reaching as far back as Las Gallinas Avenue. If 1,422 new residential units are built in our
eighborhood we will be seeing serious daily traffic jams if the roads AS WELL AS the ramps are not altered to
accommodate the increase of cars. I lived in the East Bay for a couple of years, and I am only too familiar with ramps
that take 45 minutes to traverse every morning (just the ramp itself). Neither those of us currently living in Terra Linda,
nor any newcomers, would ever be interested in that kind of experience, much less on a daily basis.
Thanks and blessings to you,
Asaf Ophir
Terra Linda
Comment: Northgate Town Square
Chandra Alexandre
Tue 11/22/2022 4:32 PM
To:Tricia Stevens tricia.stevens@cityofsanrafael.org
Hi Tricia,
I’m wri ng to provide comment to add to the upcoming planning mee ng.
As the work con nues to develop at the Northgate site, Community Ac on Marin as the county’s official an -
poverty agency with a commitment to racial and economic jus ce, supports both inclusion of affordable housing
and onsite childcare services—the la er to mean specifically below-market-rate childcare (affordable to low-
income and low-to-moderate income families), as well as free childcare support for low-income families, which
can be funded through Head Start. Community Ac on Marin is the county’s Head Start and Early Head Start
grantee recipient in Marin County and the largest county provider of state-subsidized childcare for families of low
income. The con nued presence of affordable housing units and the resources to support family well-being are
cri cal to a fair and thriving Marin County. Thank you.
Chandra
Chandra Alexandre
Chief Executive Officer
555 Northgate Dr. Suite 201
San Rafael, CA 94903
O 415.526.7511
C 415.505.6840
camarin.org
In favor of Northgate Housing
Lorrie Goldin
Tue 11/22/2022 2:00 PM
To:Tricia Stevens tricia.stevens@cityofsanrafael.org
Dear Tricia,
Of all the hou ing propo al under con ideration, I am e pecially e cited by the development of Northgate Mall,
especially if the site can be approved for 1400 units rather than whittled down to something that does not address the
housing crisis in Marin. This is a careful thought out and exciting project that will be a vital hub for San Rafael, the
county, even the whole region as a model for denser, transit-near, mixed size/income/use development we need.
hank you for your con ideration,
Lorrie Goldin
Pronouns: she/her/hers
Airlift fund
Personal blog:
Mall Plans
Laurey Greider t>
Tue 11/22/2022 6:50 PM
To:Tricia Stevens tricia.stevens@cityofsanrafael.org ;Planning Public Comment
<planningpubliccomment@cityofsanrafael.org>
11/22/22
Tricia Stevens, and to everyone concerned:
Thank you for being open to recommendations!
My suggestion is to create a new paradigm for a town center mall, with input from visionaries, like the Bioneers. There would be thoughtful housing,
and attractive gardens, living walls, fountains, art, live but not loud music, local businesses, healthy food options, healing arts, and a dog park.
Some people have requested a skating rink, a live theater, comedy, and music venue, which could utilize the old sears building. A recreation center for
all ages would be great, with pool tables, maybe bowling, craft/maker areas, music and multiple other lessons, yoga and dance classes, a fitness center...
I would ask Good Earth Natural Foods to come in, because people want to support that local alternative to Whole Foods/ Amazon - the conglomerate
is not good for the local sustainable farms and economy.
This is not another place to put enormous buildings for thousands of new people to come into a quiet neighborhood to live, next to homes that are used
to quiet beautiful nature and thoughtful planning, as it has been for the decades we’ve been here.
We are not for rampant consumerism above all else, we want our quality of life preserved, or better, restored. We want to create a more thoughtful
approach to a town center mall, which could be quite a wonderful attraction, done right. Healthy food options, sustainable wonderful quality local
businesses, it could be a privilege to be in this extraordinary mall, and which could set an example for other malls in the country.
There would be live/work spaces, and small affordable apartments for people who grew up here but cannot afford to live here, and disabled, veteran,
and elders as well. 1400+ units is very excessive for our sweet neighborhood to take on, and it would be a tremendous impact to the quality of life, not
only to those people who live in the neighborhood , but to the wildlife that call this their home, with the added noise, air, and light pollution, and traffic.
This could be a destination for tourists and locals, a uniquely themed mall, beautiful and healthy for the Earth, bring in Bioneers, put up educational
walls, beautiful, soothing healing, crystal relaxing room, tea room, living walls, classes/groups for all ages to go, learn sewing, language, play table
games, and have a break for their care providers who can shop the beautiful fair trade fair price sustainable and organic classic long lasting items, many
made by craftspeople in Marin, to wear or put in their home.
We could have it be a Marin County made hub, with nature education from Marin county parks and the ggnra, marine mammal center and Wildcare!
It could house a year round farmers market, the gem faire and other adjuncts to the civic center. Put in solar panels to run the malls lighting, and take
advantage of passive heating. They did put in a library and I think it’s wonderful!
At the old mall we used to have a local collective art gallery, an import store for home decor, an independent bookstore, a thoughtful independent toy
store, and another import store for clothing, jewelry, and crystals. They all were run out to put in corporate chain stores with junk food and junk
merchandise, that attracted thieves and repelled people who live here.
Put the chain stores in another community if you must, this is Marin, give us beautiful, thoughtfully made creative stores . I don’t have any use for the
junk stores, and I have to travel to get what I would like to find in my own mall.
Many of us would love good quality and design, a pleasant atmosphere, options that are good for me and the planet, are pleasant to look at, and are
relaxing and beautiful enough to stay awhile.
Bring in organic coffee (they used to have a cart, but it was hidden away and no one knew about it), a healthy organic juice and salad venue like Urban
Remedy, organic falafel/Thai/Indian/Mexican restaurants, fabulous restaurant/lounges for those of us who have nowhere to go around here. We have to
travel to Corte Madera/larkspur/mill valley/point Reyes to find pleasant shopping and food options.
Please don’t ruin the physical beauty by allowing multi-story buildings near the existing homes and streets. Please limit the number of housing units -
the state is wrong to demand so many new units in our beautiful landscape. We have so many new developments going up, and they are unnecessary. We
don’t need more market rate homes, and low income homes should go to those who have special needs - vets, elders, disabled, young Marin adults who
don’t want to have to move away. We don’t need more housing that will further tax our water and traffic.
Community services can be located in this place so people with mobility issues can easily visit the housing office, and other community services that
are far flung and hard to access where they are now.
Profitability to the mall owners shouldn’t be the high priority, and neither should jamming in way too many housing units...the mall folks could use
the ideas offered to use the mall as it is instead of spending millions of dollars to create another poorly designed mall, with poorly designed housing since
it has not been done before by these developers.
The mall needs to incorporate open space more than anything. As it is, wildlife and families use the parking lots for outdoor recreation and
thoroughfares. Maybe a public Olympic sized pool would be a great addition. Maybe roof star gazing.
Please consider my recommendations, and please keep the best interests of the closest neighbors at heart as you make your decisions. This is a once
in a lifetime opportunity to make an extraordinary positive impact in the area, or to do a disservice and ruin a place that people have enjoyed and
protected for generations. It is in your hands, do the very best you can for the neighbors and for nature.
Sincerely, Laurey Greider, neighbor and friend to wilderness in the neighborhood and beyond.
Northgate Mall Redevelopment Proposal
Heidi Hammon t>
Tue 11/22/2022 9:47 PM
To:Tricia Stevens tricia.stevens@cityofsanrafael.org
This project should provide 50% affordable housing in total and should not be segregated to one
building. That is racist. Marin County does not need more expensive housing for the rich and wealthy.
They need more affordable housing for low and medium income individuals, and families and seniors.
When is Marin County going to wake up and only allow affordable housing development in this county
once and for all for seniors, teachers, employees of the county, low income, medium income families and
individuals.
Lastly, they should not be segregated to only one building which would mean low priced building
materials and supplies used for them. That is extremely insulting and racist. They should be spread out
through the whole complex.
A very concerned resident in Novato. Novato and San Rafael are the usual cities that have to supply
affordable housing. This needs to change. Every city in Marin Co. ( Sausalito, Tiburon, Belvedere, Corte
Madera, Larkspur, Ross, San Anselmo, Fairfax, Lagunitas to name a few high priced cities) needs to
provide housing to low and medium income housing.
Best,
Heidi Hammon-Turano
Sent from my iPhone
Please excuse any typos from my iPhone.
Northgate Town Center
Travis L.
Tue 11/22/2022 1:19 PM
To:Tricia Stevens tricia.stevens@cityofsanrafael.org
Cc:planningpubliccomment@citysanrafael.org <planningpubliccomment@citysanrafael.org>
Dear Ms. Stevens,
I am writing to you regarding The Northgate Town Square Planning Commission hearing scheduled for
Tuesday, November 29th. As a longtime resident of this community, I d like to e press my concern and
opposition to this project. This is the fourth such high occupancy proposal within a mile of each other, in
a region being devastated by drought, energy shortages, and pollution.
There is currently development already underway on the Tallus Preserve on Lucas Valley Rd and 350
Merrydale, with further approvals granted for Northgate Walk and the Neighborhood at Los Gamos.
That s thousands of new residences with many times that number of new citizens moving into a
community already under duress with the current population. Lack of water, abundance of traffic, and
increasing crime rates are just a few of the reasons our community does not need additional housing.
With the ongoing climate crisis and drought, I would e pect there to be a hiatus on any new
developments. If new housing is truly as critical as it s being made out to be, perhaps converting some of
the e isting vacant commercial space would be a better solution.
At a time when all e isting residents are being asked to conserve water and electricity it makes no sense
to compound that problem with more consumers. I strongly oppose any new building developments
until we can adequately address the already limited resources our region suffers from. Please consider
alternative solutions to your proposed 1,422 residences.
Sincerely,
Travis
Public Comment re: Northgate Town Square
Rachel Zwillinger
Mon 11/21/2022 9:07 PM
To:Tricia Stevens tricia.stevens@cityofsanrafael.org ;Planning Public Comment
<PlanningPublicComment@cityofsanrafael.org>
Dear Members of the Planning Commission:
I live about a quarter of a mile from Northgate Mall, and wanted to provide some comments
regarding the projects in advance of your November 29, 2022 Planning Commission Study Session.
I am supportive of the concept of creating new housing at the mall. Our region needs additional
housing and the mall needs a new life. Adding thousands of new residences to the neighborhood will
certainly impact roads, schools, municipal services, and more. In light of all of these impacts, I would
like to see a plan that at least matches the character of the surrounding neighborhoods and adds
value for e isting residents. The current plan does neither. My primary concerns include:
Building Height: Our neighborhood consists mostly of single story homes and small townhouses that
are nestled into the hillsides. The e isting buildings at the mall stand out as massive structures
compared to their surroundings. They are enormously visible and imposing from nearby residents,
our hiking trails, and from the highway. Adding seven story buildings, which would tower over the
e isting structures and nearby homes, would dramatically change the look and feel of the
neighborhood. This change is unnecessary and unwanted. The same amount of housing could be
accommodated with more reasonably sized structures if less of the parcel footprint was taken up by
parking and buildings were lowered and spread out. The parking could be accommodated by taller
parking structures and perhaps underground garages. Buildings should be no higher than four
stories.
Affordable Housing: The proposal to create a separate building to accommodate the required
affordable housing is contrary to the character and spirit of our neighborhood. Joseph Eichler
intentionally designed neighborhoods to be welcoming and integrated. Segregating affordable
housing into a separate building rather than integrating it throughout the structures will likely create
divisions among residents and may leave some feeling stigmatized. Affordable housing units should
be integrated throughout the residential buildings.
Town Square: In light of the number of residents being added to the neighborhood, the proposed
town square is woefully inadequate. It is tiny and will not be able to meet the recreational needs of
new and e isting residents. The town square should be substantially e panded.
Location of Housing: If I am understanding the plans correctly, all of the housing that is proposed for
Phase 1 is concentrated on the part of the parcel closest to Nova Albion. Realistically, Phase 1 may be
the only phase that is ever completed. In light of this risk, the housing in Phase 1 should be spread
out across the site so that the impacts (e.g., parking, traffic, etc.) are more evenly distributed. The
residences, business, and roads closest to Nova Albion should not have to unnecessarily bear the full
burden of the housing increase when it could easily be more equitably spread throughout the large
parcel.
Pedestrian Safety: Under current conditions, crossing Northgate Drive at Nova Albion is extremely
dangerous. The road is curved so visibility is limited and cars dramatically exceed posted speed limits.
If we are going to add thousands of new residents and cars to the area, there will need to be changes
made to ensure traffic proceeds more slowly and yields to pedestrians.
Thank you all for your service to our City and for your consideration of these comments.
Sincerely,
Rachel Zwillinger